2230 Oak Village Rd · Akron, AL 35441

$69,900

2 bd · 2.0 ba · 1,400 sqft · SingleFamily · 460 Days on market

Built 1965 Fair condition 0.30 ac lot $50/sqft · 42% below area Est $120k · 42% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0

Listing remarks MLS

Looking for a getaway on the Black Warrior River? This cozy 2 bedroom, 2 bath home offers the perfect solution. Home features an open kitchen/living room floor plan. 2 bedrooms and a bath on the main floor. Another room and bathroom on the ground floor. Open deck with beautiful views of the river. Covered parking. Sits on a double lot. Shared private boat launch/ramp directly across the street. One mile from Lock 8 park/boat ramp for easy boat launch. Situated on the Black Warrior at Five Mile creek inlet. Sand bar near by accessible by boat. Only 40 minutes south of Tuscaloosa. Would make a good fishing cabin or Airbnb for fishing/hunting enthusiasts.

Key facts

• Covered parking
• Double lot
• 0.3 acre lot

Tags

• OPEN DECK WITH BEAUTIFUL VIEWS
• COVERED PARKING
• DOUBLE LOT
• SITUATED ON THE BLACK WARRIOR
• SAND BAR ACCESSIBLE BY BOAT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#535 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime F.
• Hale County (rural): math 6% / reading 31% proficiency, ranked #109 of 129 in AL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 11 units permitted in Hale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• Hale County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 460 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 460 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.59% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.12%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $120,343
• List price: $69,900
• Delta: -41.92%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.31×
• Total profit: $25,597
• Equity at exit: $31,430

10-year hold

• IRR: 24.0%
• Equity multiple: 4.44×
• Total profit: $67,321
• Equity at exit: $48,437

Cash invested: $19,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 35441

• Active inventory: 16
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $268

Break-even live

Break-even rent $770

Max offer price $69,900

Occupancy floor 71%

Sensitivity live

Price	-10% $317	-5% $292	+0% $268	+5% $244	+10% $220
Rent	-10% $181	-5% $224	+0% $268	+5% $312	+10% $356
Rate	-1.0pp $303	-0.5pp $286	base $268	+0.5pp $250	+1.0pp $232

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $69,900 Active 460 DOM
2. 2026-06-18
   days on market $69,900 Active 459 DOM
3. 2026-06-17
   days on market $69,900 Active 458 DOM
4. 2026-06-16
   days on market $69,900 Active 457 DOM
5. 2026-06-15
   days on market $69,900 Active 456 DOM
6. 2026-06-14
   days on market $69,900 Active 454 DOM
7. 2026-06-12
   days on market $69,900 Active 453 DOM
8. 2026-06-09
   days on market $69,900 Active 450 DOM
9. 2026-06-08
   days on market $69,900 Active 449 DOM
10. 2026-06-07
    days on market $69,900 Active 448 DOM
11. 2026-06-07
    days on market $69,900 Active 447 DOM
12. 2026-06-04
    days on market $69,900 Active 444 DOM
13. 2026-06-02
    days on market $69,900 Active 443 DOM
14. 2026-06-01
    days on market $69,900 Active 442 DOM
15. 2026-05-31
    days on market $69,900 Active 441 DOM
16. 2026-05-31
    days on market $69,900 Active 440 DOM
17. 2026-02-23
    price $69,900 661-char remark

    Show marketing remark (661 chars)

    Looking for a getaway on the Black Warrior River? This cozy 2 bedroom, 2 bath home offers the perfect solution. Home features an open kitchen/living room floor plan. 2 bedrooms and a bath on the main floor. Another room and bathroom on the ground floor. Open deck with beautiful views of the river. Covered parking. Sits on a double lot. Shared private boat launch/ramp directly across the street. One mile from Lock 8 park/boat ramp for easy boat launch. Situated on the Black Warrior at Five Mile creek inlet. Sand bar near by accessible by boat. Only 40 minutes south of Tuscaloosa. Would make a good fishing cabin or Airbnb for fishing/hunting enthusiasts.

18. 2025-09-19
    price $79,900 661-char remark

    Show marketing remark (661 chars)

    Looking for a getaway on the Black Warrior River? This cozy 2 bedroom, 2 bath home offers the perfect solution. Home features an open kitchen/living room floor plan. 2 bedrooms and a bath on the main floor. Another room and bathroom on the ground floor. Open deck with beautiful views of the river. Covered parking. Sits on a double lot. Shared private boat launch/ramp directly across the street. One mile from Lock 8 park/boat ramp for easy boat launch. Situated on the Black Warrior at Five Mile creek inlet. Sand bar near by accessible by boat. Only 40 minutes south of Tuscaloosa. Would make a good fishing cabin or Airbnb for fishing/hunting enthusiasts.

19. 2025-06-12
    price $89,900 661-char remark

    Show marketing remark (661 chars)

    Looking for a getaway on the Black Warrior River? This cozy 2 bedroom, 2 bath home offers the perfect solution. Home features an open kitchen/living room floor plan. 2 bedrooms and a bath on the main floor. Another room and bathroom on the ground floor. Open deck with beautiful views of the river. Covered parking. Sits on a double lot. Shared private boat launch/ramp directly across the street. One mile from Lock 8 park/boat ramp for easy boat launch. Situated on the Black Warrior at Five Mile creek inlet. Sand bar near by accessible by boat. Only 40 minutes south of Tuscaloosa. Would make a good fishing cabin or Airbnb for fishing/hunting enthusiasts.

20. 2025-03-17
    price $99,000 661-char remark

    Show marketing remark (661 chars)

    Looking for a getaway on the Black Warrior River? This cozy 2 bedroom, 2 bath home offers the perfect solution. Home features an open kitchen/living room floor plan. 2 bedrooms and a bath on the main floor. Another room and bathroom on the ground floor. Open deck with beautiful views of the river. Covered parking. Sits on a double lot. Shared private boat launch/ramp directly across the street. One mile from Lock 8 park/boat ramp for easy boat launch. Situated on the Black Warrior at Five Mile creek inlet. Sand bar near by accessible by boat. Only 40 minutes south of Tuscaloosa. Would make a good fishing cabin or Airbnb for fishing/hunting enthusiasts.

21. 2025-03-17
    listed $9,900 Active 661-char remark

    Show marketing remark (661 chars)

    Looking for a getaway on the Black Warrior River? This cozy 2 bedroom, 2 bath home offers the perfect solution. Home features an open kitchen/living room floor plan. 2 bedrooms and a bath on the main floor. Another room and bathroom on the ground floor. Open deck with beautiful views of the river. Covered parking. Sits on a double lot. Shared private boat launch/ramp directly across the street. One mile from Lock 8 park/boat ramp for easy boat launch. Situated on the Black Warrior at Five Mile creek inlet. Sand bar near by accessible by boat. Only 40 minutes south of Tuscaloosa. Would make a good fishing cabin or Airbnb for fishing/hunting enthusiasts.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone A · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,314
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$1,852
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$2,033
• Taxable income: $2,334
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $2,658/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, including painting, roof replacement, and exterior repairs, to improve its condition and value.

Repairs flagged

• Major paint — extensive peeling
• Major roof shingles — visible wear
• Major exterior siding — paint peeling
• Major foundation — visible wear

Value-add opportunities

• Both paint job — enhances curb appeal and interior
• Both roof replacement — improves safety and value
• Both exterior siding repair — enhances curb appeal and value
• Both foundation repair — improves structural integrity and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · extensive peeling	Major	$15,000–50,000
roof shingles · visible wear	Major	$15,000–50,000
exterior siding · paint peeling	Major	$15,000–50,000
foundation · visible wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both paint job — enhances curb appeal and interior ↑
• Both roof replacement — improves safety and value ↑
• Both exterior siding repair — enhances curb appeal and value ↑
• Both foundation repair — improves structural integrity and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hale County
• NCES district ID: 0101710
• Math proficiency: 6% ▼ -26.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $31,076
• Composite: 14.76/100
• National rank: #9391
• State rank: #109 of 129 in AL

Livability — Akron

• Score: 49/100
• State rank: #535
• US rank: #25893

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing D- Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 881

Population outlook (Hale County) Hauer SSP2

• Today (2025): 13,830 people
• By 2030: 13,032 · -5.8%
• By 2040: 11,487 · -16.9%
• By 2050: 10,091 · -27.0%
• By 2075: 7,930 · -42.7%
• By 2100: 6,595 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (53%)
• Race & ethnicity: Black 53% White 43% Two or more races 5%
• Common ancestry: Slovak 1% Serbian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hale

• 2024 margin: Lean D (+6.8) · D 53.1% · R 46.2%
• 2008→2024 swing: -14.8pp toward R · 2008: 21.7pp · 2024: 6.8pp
• All cycles: 2024: D+6.8 2020: D+18.9 2016: D+20.0 2012: D+25.4 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+606.1% since first listed

5 events — show timeline

• 2026-02-23 Price Changed $69,900 WAMLS
• 2025-09-19 Price Changed $79,900 WAMLS
• 2025-06-12 Price Changed $89,900 WAMLS
• 2025-03-17 Price Changed $99,000 WAMLS
• 2025-03-17 Listed $9,900 WAMLS